Sold2742–2744 Sutter Street — Lower Pacific Heights Triplex Sold 20% Over Asking
An 8-bedroom Lower Pacific Heights triplex with two vacant units, a stable tenant, and big-lot upside — sold for $2,100,000, 20% over list, in just 7 days.
2742–2744 Sutter Street, San Francisco — a triplex in Lower Pacific Heights — sold for $2,100,000, roughly 20% over the list price, after just 7 days on the market with multiple offers. The building offers 8 bedrooms, 3 bathrooms, and 2,450 square feet of living space (per tax records) on an unusually large 5,623-square-foot lot. Two of the three units were vacant and one had a stable tenant in place. Listed and sold by Oliver Burgelman, Broker Associate at Vanguard Properties (DRE #01388135).
Why 2742–2744 Sutter Street sold 20% over asking
Selling multi-unit properties in San Francisco takes more than luck — it takes strategy. In a market where many multi-unit buildings in Lower Pacific Heights average 45+ days on market, 2742–2744 Sutter drew multiple offers and went into contract in just 7 days at a price 20% over list.
The result came from pairing a genuinely flexible building — two vacant units for an owner-user or investor, one stable tenant for immediate income, and a rare oversized lot — with smart, restrained preparation and buyer-focused positioning. The property was priced and marketed to invite competition rather than filter it out.
What made this triplex stand out
Set on a 5,623-square-foot lot in the heart of Lower Pacific Heights, the building offered a combination buyers rarely find in one package:
- Two vacant units ready for immediate move-in or rental
- One stable tenant providing in-place income from day one
- Period details, high ceilings, and hardwood floors
- An oversized lot with long-term development potential
- Views and a prime location close to Fillmore, UCSF, and Laurel Village
That mix — flexibility, upside, and charm — made the building attractive to owner-users, investors, and 1031-exchange buyers alike.
Three strategic calls that drove this result
Before listing, we refreshed the property to maximize appeal without overcommitting to upgrades the seller didn't need.
Interior paint, a deep clean, and light floor refinishing — high-impact, low-cost work that let the period character show without a full renovation.
Staging the two vacant units helped buyers see the vision — how each space could live for an owner-occupant or rent to a tenant.
Marketing led with what this building uniquely offered — flexibility, income, and the oversized lot — concentrating demand into a fast, competitive sale.
The goal was simple: let buyers see the vision without the seller overinvesting before going to market. That balance is what produced a 20%-over-asking result in a week.
Before & after: a targeted refresh that maximized appeal without over-investing.
What buyers competed on
At this level, buyers are rarely competing on price alone. They compete on flexibility, income, and certainty. Here, the combination of two vacant units, a stable tenant, and a rare oversized lot put owner-users, investors, and 1031-exchange buyers in the same room at the same time. Offers reflected strong pricing supported by clean terms, a clear read on the tenant-occupancy structure, and flexibility around timing to meet the seller's needs. When demand concentrates around a building like this, the structure of the offer often becomes just as important as the number itself.
The marketing campaign behind the result
Buyers don't arrive by accident. Here's what we ran to bring the right ones in:
What this means for Lower Pacific Heights owners
If you own a multi-unit building in Lower Pacific Heights or the surrounding blocks, this result is a useful read on current buyer demand. Well-prepared buildings with flexible configurations and clear income stories are drawing serious competition — and the right execution is producing meaningful premiums.
If you've owned your building for 5+ years, you likely have meaningful equity in an asset that is increasingly hard to replicate. The question is no longer whether your building will sell. The question is whether your prep, pricing, and marketing strategy will capture the same competitive dynamic that 2742–2744 Sutter did — or leave money on the table.
With two vacant units, a stable tenant, and a rare oversized lot, the building didn't need a renovation to compete — it needed the right buyers in the room at the same time.The strategy behind 2742–2744 Sutter
Most multi-unit properties don't get this kind of attention. With clean prep, buyer-focused marketing, and a clear plan, you can achieve a strong outcome too. If you own a multi-unit building in San Francisco, these are the resources I'd point you to first.
2742–2744 Sutter vs. the Lower Pacific Heights market
How this sale compared to typical multi-unit listings in the neighborhood.
About 2742–2744 Sutter Street
A classic Lower Pacific Heights triplex with period charm, in-place income, and an oversized lot. 2742–2744 Sutter Street offers 8 bedrooms, 3 bathrooms, and 2,450 square feet of living space across three units (per tax records), set on a 5,623-square-foot lot. Two units were delivered vacant — ideal for an owner-user or for repositioning — while a third provided stable rental income. High ceilings, hardwood floors, and period details run throughout, and the location offers views plus quick access to Fillmore Street, UCSF, Kaiser, and Laurel Village.
Property at a glance
- Triplex (3 units) — two vacant, one tenant-occupied
- 8 bedrooms · 3 bathrooms · 2,450 sq ft (per tax records)
- Oversized 5,623 sq ft lot (per tax records)
- Period details, high ceilings, and hardwood floors
- Views and a prime Lower Pacific Heights location
- Walkable to Fillmore Street, UCSF, Kaiser, and Laurel Village
Location: Lower Pacific Heights, San Francisco
Lower Pacific Heights sits at the crossroads of elegant and eclectic. With classic homes, tree-lined streets, and a strong local community, it's easy to see why multi-unit buildings here are so tightly held. Cafes, parks, and institutions like Kaiser and UCSF are all nearby, and public transit keeps you connected to the rest of the city.
Read more about Lower Pacific Heights →
Sale summary
| Status | Sold |
|---|---|
| Sold price | $2,100,000 |
| Result | ~20% over list |
| Days on market | 7 |
| Offers | Multiple |
| Property type | Triplex (3 units) — 2 vacant, 1 tenant-occupied |
| Configuration | 8 Bed | 3 Bath | 2,450 Sq.Ft. (per tax records) |
| Lot size | 5,623 Sq.Ft. (per tax records) |
| Neighborhood | Lower Pacific Heights, San Francisco |
| Listing agent | Oliver Burgelman, Vanguard Properties |
Floor plans
